bld20100048-Bogaert-2 resp to email.pdf
City of Edmonds
TH
121 5 AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 FAX(425) 771-0221
Website: www.ci.edmonds.wa.us
PUBLIC WORKS DEPARTMENT
Engineering Division
Plan Review Corrections
Plan Check :Date:
#2010-0048 March 22, 2010
Project Name/Address:
Bogaert 18600 Sound View PL SFR
Contact Person/Address/Fax:
John Rundall johnrundall@comcast.net vmarcibryant@msn.com
JoAnne ZulaufDivision:Engineering
Reviewer:
During review of the subject submittal, it was found that the following information, corrections,
or clarifications would need to be addressed. Our handouts can be found online at the City of
Edmonds web site www.ci.edmonds.wa.us under City Government/Development
Services/Engineering Division.
Mr. Rundall,
Thank you for your response to the comments sent on February 26, 2010. I have added my responses
below. If there is further clarification needed please let me know. Thank you.
General Comments:
5. All plans must include full property information.
The full property information must be included on each plan. This includes: the name of the property
owner, address, tax parcel number.
Temporary Erosion/Sediment Control (add existing and proposed grading to this plan):
1. Please remove existing and proposed topographs and final grade information from Utility plan and add to
TESC plan for clarity to create a TESC/Grading Plan.Please lighten background information consistent with
the Site Plan for readability.
The required plans per the Single Family Handout #B73 are the plot plan (or site plan), a drainage plan,
and a grading plan. My comment regarding the separation of plans was intended as a suggestion. I
apologize for not making that clear. The suggested separation of plans appeared to be an option that
would assist in clarifying all the information necessary on the plans. However, it was just a suggestion
and you are free to arrange the plans in the manner that you feel is most appropriate to convey the
information as long as it is consistent with City of Edmonds requirements. (Please reference Handouts
#B73 Single Family Residence, #B37 Grading, and #E72 Storm/Drainage all available online)
As far as background shading, the site plan and drainage plan have lighter background shading, the tesc
and the grading/utility plan have a darker background shade which makes them harder to read. I can’t
tell if copies were submitted. None of the plans are wet stamped. I have confirmed with your permit
coordinator that copies were not made here.
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2. Add General Property Information to this plan.
Please refer to General Notes #5 above.
4. Please label all improvements and vegetation to be removed (e.g. concrete sidewalks, trees) on the TESC
plan.
The demolition of the existing residence is a separate permit. It is in concurrent review with this
building permit. I will defer to the Building Division on what they require as far as a demolition plan.
Please contact your permit coordinator, Marie Harrison, for demolition plan requirements.
The Engineering Division reference to improvements and vegetation to be removed is in reference to
trees, driveway, and anything that may interfere with the proposed construction of drainage or utilities.
Just “TBR” in the background shading would be very helpful.
8. Add proposed grading cut and fill quantities to plan.
Yes, proposed grading refers to the amount (cubic yards) of earth that will be removed (cut) and the
amount of the earth to be added or relocated (fill) that is expected with the construction of the project.
Yes, it would be appropriate to put this information on the grading plan.
Utility Plan:
1. Utility plan is very difficult to read. See TESC comment #1 to increase clarity of plans.
See General Comments #5 and TESC #1 responses.
2. If intention is to use existing side sewer lateral (from main to edge of easement) then it will need to be TV’d
by Public Works to determine if in good working condition. Call sewer division at Public Works to schedule,
425-771-0235. If lateral is not reusable then it will be the property owner’s responsibility to replace.
3. If intention is to use any portion of the existing side sewer (from edge of easement to house) then it is the
owner’s responsibility to TV line and submit results to Public Works to determine if in good condition for
reuse. If it is not reusable then it will be the owner’s responsibility to replace.
I just searched through the submittal and found sheet “C1” in the middle of the architecturals. Please
disregard Utility Plan comments #2 and #3 .
8. Please remove all “to be removed” improvements from this plan.
See General Comments #5 and TECS #1 responses.
10. Call out separation of utilities. If stacked provide cross section detail.
The Engineering Division needs to confirm separation is noted for the utilities that the contractor will be
installing. In this case it would be the water and sewer service lines, and the force storm line. The
following separations must be attained and noted on the plans. Please show proposed separation of
utilities on plan sheet and add a note regarding required separation to the general notes. City of
Edmonds separation requirements are as follows:
a) The force storm line and the water service line must be installed to meet a required minimum
horizontal separation of 36” from electrical, phone, cable, and gas lines.
b) If vertical separation of the force storm line, water service line, and utilities is necessary, the required
minimum vertical separation is 18 inches.
11. Drawing note “Driveway Pavement (See Arch. Typ). Please refer to specific drawing sheet and detail
number.
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This comment refers to your reference “See Arch. Typ.”. Please note the sheet number where the
referenced information can be found e.g. “Detail 4, Sheet C2”. The City does not require a detail for
this area of pavement but if you have one to reference then we would like more specific directions
regarding where to find it.
Storm Drainage System:
1. Provide separate drainage plan stamped and signed by a Washington State Licensed Engineer.
Please refer to Storm Drainage Handout #E72. “Systems designed to accommodate over 5000 square
feet of impervious surface area must be designed and stamped by a licensed Engineer.” We need at least
one wet stamped drainage plan. Comment #5 of this section not included in your response has the same
requirements. The submittal must include at least one wet stamped copy of the drainage report with full
Engineering title information.
Regarding plan separation refer to General Comments #5 and TECS #1 responses.
2. Drainage plan shall not show any existing or proposed information that is not pertinent to the drainage
system.
See General Comments #5 and TECS #1 responses.
9. Please provide copy of denial from BSNF of regarding discharge from private storm system to BSNF right
of way.
Jerry Shuster, Storm Water Engineer, will discuss this with you at your scheduled meeting.
16. Please correct impervious surface calculations provided in the storm drainage report as noted below. In
addition, impervious surface calculations must be included on site plan (reduced size included) and the drainage
plan.
The Engineering Division requires impervious surface information on the drainage plan.
The Building Division requires this information on the plot plan (site plan). Please see the plot plan
requirements and example in Handout #B73.
The impervious surface calculations provide a valuable historical reference for the City, the homeowner,
and any future owners if they decide to make changes to the property.
16 a) All existing impervious surface on the property must be listed under “Existing Impervious” with date of
installation. (e.g. carport, driveway etc.)
The existing impervious surface that should be noted in the impervious surface calculations is the
portion of existing impervious that will remain, not the surface being removed, for example, the
proposed plans show part of the existing driveway is to remain. The total impervious surface for the
remaining driveway will be listed as “existing impervious”.
16 b) Please provide exact year that each existing impervious surface area was installed.
There are several available options to research public records. Snohomish County Tax Assessor
Website will have the year and square footage of the original home. If the driveway was installed when
the current house was built then the year the house was built is the year that should be noted. The
attached is a copy of the information that can be accessed online for 18600 Sound View. An
information request for all permits attained for the property can be submitted to the Building Division. I
have attached that information here as well. Comparison of these site plans may be able to help
determine the year the driveway was built. This identifies whether the existing driveway impervious
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surface is pre-1977 or post-1977 and therefore, whether or not it needs to be detained. (This is also a
good example of historical value for the “why” comment #16)
16 c) “Proposed Impervious” shall include only impervious surface that will be added to the property. (Not
existing to remain)
The “existing to remain” is accounted for as described above in the response to your comments for 16
b). It should be accounted for in the detention design only if it was installed after 1977.
Total “Impervious Surface Area” should be a compilation of “existing impervious surface to remain”
and “proposed impervious surface”.
Proposed impervious is referring to the amount of impervious you will be adding to this site with this
construction project. It will be necessary to detain the entire amount of proposed impervious surface
and any existing to remain surface constructed after 1977.
16 d) Impervious surface removed is not a credit. All existing impervious installed after 1977 and all
proposed impervious surface must be accounted for when sizing detention system.
There are several conditions that apply to the total impervious surface that must be detained:
Any post-1977 impervious surface can be constructed up to 2000sf without detainment required.
However, if there is any additional impervious surface added to the existing 2000sf of post 1977
impervious surface then the total post 1977 impervious surface must be detained.
The existing impervious surface that you intend to remove is not detained. It is not possible to
use undetained impervious surface as a credit against new (post-1977) impervious surface
dentention requirements.
Pre-1977 impervious surface will be “grandfathered” if it continues to exist but once it is
removed, anything constructed in its place is new impervious surface and will have detention
requirements once the threshold of 2000sf (post 1977) has been exceeded.
Please revisit the calculation examples on the handout. I believe you will find that they are consistent
with these conditions.
17. If proposed footings drain are intended to connect to a bubble up yard drain or connect to a drywell,
specific approval from geotech must be provided. If drywell or bubble up yard drains are approved by geotech
then must be located a distance from the footings, 10 ft is recommended if possible. Footing drains also cannot
discharge in City sewer easement or edge of easement. If footing drains shall be connected to the storm system
then the connection must be on the outfall side of the detention system.
Jerry Shuster, Storm Water Engineer, will discuss this with you at your scheduled meeting.
21. Backfill of detention system with CDF must be specifically approved by the Geotech of record.
The geotech of record will need to submit a letter stating that he has reviewed the set of plans dated
“x/xx/xxxx” and that backfill of “xx” amount of CDF is approved for the area as designed with respect
to soil conditions and proximity of the steep slope.
CDF is not a City of Edmonds approved backfill or bedding material.
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